170-Unit Multifamily
For Sale
$64,000,000
7560 N Emerald Ave, Portland, OR 97217
Newer rental communities include cottage clusters, duplexes, triplexes, and other multifamily configurations across Portland and the Oregon Coast.
Property Size170,005 SF
Days on Market67
Property Features for 7560 N Emerald Ave
General Information
Standard status
Active
Size
170,005 SF
Total Parking Spaces
41
Property subtype
Multi Family Home
Zoning
Varies
Additional Details
Multifamily Units
170
Building Details
Building Size
170,005 SF
Year Built
2023
Stories
2
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 709-4632
Listed By:
Darryl Bodle
(503) 709-4632
Source:
Metanars
Added: Jun 26
Changed: Aug 29
Last Checked: Aug 30 at 5:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Portland Premiere
Investment Insights
Based on property information with market context.
This multifamily portfolio comprises 170 units across 23 offerings in Portland and along the Oregon Coast. The assets include modern cottage cluster communities, duplexes, triplexes, and other plex configurations, with properties built between 2023 and 2025 and several currently under construction. Individual residences feature efficient floor plans, contemporary finishes, and private outdoor areas. Off-street parking or garages are included at properties where available.
The offering spans multiple close-in Portland neighborhoods and select coastal locations. Buyers may pursue the complete portfolio or choose individual properties based on preferred location, unit count, and asset mix. Zoning varies by property, and property-level rental, financial, and construction details are available through the offering process.
The offering spans multiple close-in Portland neighborhoods and select coastal locations. Buyers may pursue the complete portfolio or choose individual properties based on preferred location, unit count, and asset mix. Zoning varies by property, and property-level rental, financial, and construction details are available through the offering process.
Key Highlights
- 170 units across 23 multifamily offerings
- Portfolio spans Portland and the Oregon Coast
- Properties built between 2023 and 2025
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$2,369,122
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.70%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$47,382,440
$47.4M
Cap Rate 7%
$33,844,600
$33.8M
Cap Rate 9%
$26,323,578
$26.3M
Market Conditions
NOI Build-Up for 170,005 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$3.57M $21.00/SF
− Vacancy
−$185.6K −$1.09/SF
EGI
$3.38M $19.91/SF
− OpEx
−$1.02M −$5.97/SF
NOI
$2.37M $13.94/SF
Area
Portland, OR
Vacancy
5.20%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$47,382,440
Cap Rate 7%
$33,844,600
Cap Rate 9%
$26,323,578
Alternative Uses
Best Use
Multifamily LT 5
$33.84M
$29.61M – $39.49M
NOI $2,369,122 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$31.18M
$27.29M – $36.38M
NOI $2,182,859 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$47.74M
$41.77M – $55.70M
NOI $3,341,912 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
170
Residential units
Location Intelligence
Trade Area within ½ mile
547
Businesses Nearby
Explore this area
Business Placement
Demographics for 97217, OR
36,086
Population
17,038
Households
2.1
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
11.1 sq mi
ZIP Area
3,251
Density / Sq Mi
$100,387
Median Household Income
$56,790
Median Earnings
$1,789
Median Rent
$569,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Newer rental communities include cottage clusters, duplexes, triplexes, and other multifamily configurations across Portland and the Oregon Coast.
Where is this multifamily property located?
The property is located at 7560 N Emerald Ave Portland, OR.
What is the asking price?
The asking price for this property is $64,000,000.
What are key features of this property?
This property features: 170 units across 23 multifamily offerings; Portfolio spans Portland and the Oregon Coast; Properties built between 2023 and 2025
